As a resident of Kortright Hills in the neighbourhood of this proposal, I would like to voice my concern. I have reviewed the three “Concept Plans” (A, B, and C). I find all of them unacceptable, but “B” and ‘C’ are the most disturbing.
First of all, I understand that the Developer is requesting “special exemptions” to change the zoning bylaws to allow one of their “Concept Plans” to be approved. Zoning bylaws are in place for many good reasons, among them to ensure compatibility with the surrounding neighbourhood. Although from time to time zoning bylaws are modified, or exemptions made, this proposal definitely does not warrant any “special exemptions”. To be compatible with the surrounding neighbourhood, there should be a lower density, with larger lots, than even Concept “A” (29 units) proposes.
This fact is even more important when considering that this particular area of land is at a higher elevation than the surrounding neighbourhood. Any cluster of townhouses will stand out even more sorely. An apartment building of any height is simply out of the question, and should not even be considered. . There is also the issue of these building casting unwanted shadows to the immediate neighbours. The visual impact to our beautiful neighbourhood will be greatly affected by any development, so the building heights should be kept to an absolute minimum, and number of dwellings should also be kept to an absolute minimum.
Furthermore, this property includes a wetland, open green space and a wildlife corridor. Any development encroaching on this wetland/open green space/wildlife corridor should be curtailed, not be granted more “exemptions” to develop a very sensitive natural area. Guelph is a city that promotes many open green spaces and protected wetland areas, and strives to maintain them as protected. Any development in these sensitive areas should have as low an impact as possible. This proposal at 146 Downey Road should be no exception, and Guelph City Council and the Planning Department should ensure protection of this sensitive area. Perhaps having fewer units will also make it possible to save some of the many mature trees that are currently on this property.
Having too many new units would also put a strain on the nearby school of Kortright Hills, which appears to already be over capacity (4 portables). Once again the fewer units allowed the better.
Having too many units will also cause more traffic congestion and traffic dangers. This is especially true when considering the close proximity to Teal Drive. The proposed road will be entering onto Downey Road, an already very busy and high volume road. Downey Road will become even more congested and more dangerous as the proposed Business Park is developed over time south of this area.
In conclusion, I would sincerely ask that you not allow any special zoning bylaw exemptions to 146 Downey Road proposal. I would seriously request that you permit only the fewest units possible, preferably less than the 29 units proposed in Concept ‘A’. JM & JM